| Santa Monica (North of Montana) | Venice | |
|---|---|---|
| Median house sale | $4.8M | $2.12M |
| Median condo sale | $1.82M | $1.41M |
| Median price per sq ft | $1,692 | $1,279 |
| Home styles | 1920s to 1950s Spanish, traditional and Cape Cod homes, plus large new builds; condos near Montana | 1910s and 1920s beach cottages and Craftsman bungalows next to contemporary architect-designed homes; canal homes |
| Typical lots and terrain | Flat streets, larger lots than most of the Westside, many with room for a pool and guest house | Small lots, alley garages, car-free lanes and the Venice Canals |
| City | City of Santa Monica (its own city) | City of Los Angeles |
| Signature streets and anchors | Montana Avenue, San Vicente coral tree median, Palisades Park on the bluff | Abbot Kinney Boulevard, the canals, the Ocean Front boardwalk |
| Getting around | Metro E Line ends in Downtown Santa Monica; the 10 starts here | No rail station of its own; the 10, the 405 and the 90 close by; beach bike path |
| Drive times (rough, off-peak) | Brentwood, the Palisades and Malibu a short drive | LAX often 15 to 20 minutes |
| Weather | Coastal, cooler than inland, morning marine layer in late spring and early summer | Coastal, ocean breezes, morning marine layer in late spring and early summer |
| Eat drink shop highlights | Forma, Bread Head, Caffe Luxxe on Montana | Gjelina, Gjusta, Felix, Hinano Cafe |
Median prices: Redfin Data Center, zip codes 90402 and 90291, March to May 2026. Zip codes don't match neighborhood borders exactly.
The homes
North of Montana is Santa Monica's most residential corner: flat, tree-lined streets with larger lots than most of the Westside. Homes are a mix of 1920s through 1950s Spanish, traditional and Cape Cod style houses, plus a growing number of large new builds, from modern farmhouse to clean-lined contemporary. Many lots have room for a pool and a guest house, and condos and townhomes cluster along Montana.
Venice packs more variety onto smaller lots. Beach cottages and Craftsman bungalows from the 1910s and 1920s sit next to striking contemporary homes, many with rooftop decks. Two housing types are unique to it: homes along the Venice Canals, with footbridges and small docks, and homes on car-free lanes, where front doors face a garden path and garages sit on the alley behind.
Prices
The price figures on this page use 90402 for North of Montana, which is mostly the area north of Montana Avenue, and 90291, which covers most of Venice. The bigger lots and new construction north of Montana generally put its single-family figures well above Venice's. In Venice, the range is wide: a canal-front or architect-designed home and an original cottage on a small lot can be blocks apart and far apart in price.
The feel
North of Montana is organized around its streets. Montana Avenue has about a dozen blocks of boutiques, cafes and restaurants, San Vicente Boulevard has its wide median of coral trees, and Palisades Park runs along the bluff over the ocean.
Venice is organized around the beach. The Ocean Front boardwalk, the skate park, Muscle Beach and the bike path run along the sand, while Abbot Kinney Boulevard carries restaurants, design stores and a big street festival every fall. Rose Avenue and Washington Boulevard add more dining at either end.
Getting around
Santa Monica has the rail station: the Metro E Line ends downtown, with trains to Culver City, USC and Downtown LA, and the 10 starts in the city. Venice has no station of its own, though the E Line is a short ride away. The 10, the 405 and the 90 are close, and LAX is often 15 to 20 minutes away off-peak. Bikes do a lot of the work in both, and Westside rush hour traffic toward the 405 takes planning from either one.
City and rules
This is the biggest structural difference. Santa Monica is its own city, with its own permits, planning process, rent control rules and an added transfer tax on higher-priced sales. Venice is part of the City of Los Angeles, sits in the California Coastal Zone and has its own specific plan, which can affect height, design and permit timing. Some low-lying Venice blocks can carry flood zone designations, so check FEMA flood maps. Verify transfer taxes for any address with your escrow officer.
Weather
Both get true coastal weather: mild temperatures most of the year, ocean breezes, and a morning marine layer in late spring and early summer. Neither sees the summer heat of the Valley or the Eastside.
Questions people ask
What is the difference between Santa Monica and Venice?
Santa Monica is its own city, and its North of Montana area has flat, tree-lined streets with larger lots. Venice is a neighborhood in the City of Los Angeles with small lots, canals, car-free lanes and a mix of beach cottages and modern homes close to the sand.
Is Venice part of Santa Monica?
No. Venice borders Santa Monica to the south but is part of the City of Los Angeles, so permits, zoning and rent rules come from LA. Santa Monica is a separate city with its own building rules, rent control and an added transfer tax on higher-priced sales.
Which is closer to the beach, North of Montana or Venice?
Both are close. Many Venice streets sit a few blocks from the sand and the boardwalk. North of Montana runs to Palisades Park on the bluff, and the California Incline drops down to Pacific Coast Highway and the beach.
